Israeli Real Estate Investment in Greece Is At An All-Time High

Why are Israelis Buying a Second Home in Greece?

Israel's current situation has been encouraging individuals to explore second residency options mainly in Europe, seeking an improved quality of life.

Greece is a natural solution, coming to the spotlight with its Residency by Investment program.

With Real Estate options starting at €250,000, the Greece Golden Visa presents itself as one of the best programs in all of Europe.

Greece not only boasts an expansive and remarkable culture, serving as the cradle of the Western world, but also has breathtaking beaches, trimmed with the Aegean blue hues and crystal-clear waters. But it's not only beautiful sights that have been pushing Israelis to invest in Greek real estate and move there.

Due to Greece's proximity to Israel, both countries have a+n immense similarity in climate and cuisine.

Israel's culinary tradition stands out in the world of gastronomy due to its being largely shaped by Mediterranean influences. Much like the culinary offerings of Turkiye, Greece, and Spain, the Israeli gastronomic experience mirrors the climate and geography of the surrounding region.

Another important factor is the connectivity between both countries; for example, within only 2 hours you can leave Israel and land in Athens.

The geographic position is also relevant in this aspect, making Israelis consider moving to Greece either by flight or ferry. Both countries, for instance, share several daily connections between Athens and Thessaloniki Airport to the Tel Aviv-Yafo Airport.

The flight usually takes around two hours from departure to landing. Another reasonable option is the ferry, departing once a week from Piraeus (Athens) to Haifa - opening even the possibility of bringing your own car onboard.

Due to this proximity, Greece is becoming a hotspot for Israelis seeking a better life in Europe.

The Greece Golden Visa Program for Israeli Citizens

The Greece Golden Visa grants a renewable 5-year permanent residency permit for a qualifying investment.

Family can be included, and there is no minimum stay required to keep the permit active.

Here's the Essential Key Points for 2025:

Greece has Tiered Investment Thresholds

In 2025, Greece has three real estate investment tiers for Israelis citizens.

Tier 1 involves high-demand areas such as Attica, which includes the greater Athens region, Thessaloniki, and popular islands like Mykonos, Santorini and Crete.

• This option requires a €800,000 minimum investment in real estate.

Tier 2 pertains to every other area of the country with fewer than 3,100 inhabitants, making this a more limited option. 

• This option requires a €400,000 minimum investment in real estate.

Tier 3 is a special option that isn't necessarily tied to the region of the county, but rather to the type of property.

• This involves converting commercial properties for residential use with a minimum €250,000 investment in real estate.

Exact zoning and property type and eligibility rules apply, so confirm the unit you're planning on purchasing is eligible, and plan with professional advice before you sign the deed. 

Read more: 
Buying Property in Greece in 2025: The Complete Guide for Foreigners

You Can Bring Your Family to Greece

The Greece Golden Visa lets you, as an Israeli Citizen, include your family, granting them the same residency rights.

You can bring your spouse, dependent children and parents with you.

You Can Apply for EU Citizenship

Israeli Citizens planning to move to Greece permanently can apply to EU Citizenship after living continously in the country for 7 years.

Where are Israelis Buying Property in Greece?

The most recent data shows that Thessaloniki has become a hotspot for Israeli buyers.

In the first seven months of 2023, roughly 70% of the city’s Golden Visa applications via real estate purchases were filed by Israeli nationals.

Israeli real estate investment in Greece, especially Thessaloniki makes perfect sense, especially when taking a deeper look at the city, how safe and family-friendly it is. 

This momentum of Israelis investing in Greek property spread to the rest of the country, with permits granted to Israelis up about 70% year over year by August 2024, and media tracking a continued upswing through 2025 alongside overall program growth.

In July 2025, Israelis were the second-largest investor force across the country for the Greece Golden Visa, witnessing a 42% increase when in comparison to the previous month.

Besides the city's known safety, other factors contribute to the growing Israeli interest in Greece's second-largest city, including reputable international schools, great transportation systems, and the easy and short distance to nearby beaches.

Greece's Real Estate as a Residency by Investment Option

Israeli real estate investment in Greece not only provides a foothold in the historic country also opens the door to Europe as a while.

Greece’s rich cultural tapestry and strategic location further enhance its appeal, making it a prime destination for those seeking to leverage the Golden Visa for both financial and lifestyle benefits.  

The Investment Visa team of experts can help you through your investment journey toward a second residency or citizenship in Greece.

Contact our team today and learn about all the available options. Having dual citizenship can streamline your life and pave the way for a promising future for both you and your loved ones.